From 27 October 2025, the first phase of Awaab’s Law will come into force for the social rented sector. Named after Awaab Ishak, who tragically passed away in December 2020 as a result of prolonged exposure to mould in his family home, the regulations aim to ensure that landlords are legally required to repair dangerous hazards within fixed timescales. 

Who is subject to the regulations?

The formal name for Awaab’s law is The Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025. Awaab’s law applies to almost all social housing occupied under a tenancy and let by a registered provider (RP), with minor exceptions. It also applies to temporary and supported accommodation occupied under a tenancy that is social housing let by an RP.

Key dates and implementation timeline

The Ministry of Housing, Communities and Local Government (MHCLG) announced in June that the rollout of Awaab’s Law is expected in the following phases:

From 27 October 2025, social landlords will have to address all emergency hazards, all damp and mould hazards that present a significant risk of harm to tenants within fixed timeframes.

In 2026, the regulations will be extended to include the following hazards where they present a significant risk of harm:

• excess cold and excess heat
• falls associated with baths etc., on level surfaces, on stairs, and between levels
• structural collapse and explosions
• fire and electrical hazards
• domestic and personal hygiene and food safety

In 2027, the regulations will be extended to all remaining Housing Health and Safety Rating System hazards (apart from overcrowding) where they present a significant risk of harm.

Requirements for social landlords

The guidance imposes differing requirements on landlords based on whether a hazard is an ‘emergency hazard’ or a ‘significant hazard’. An ‘emergency hazard’ means a hazard that presents an imminent and significant risk of harm to the health or safety of a tenant of the social home. A ‘significant hazard’ means a hazard that poses a significant risk of harm to the health or safety of a tenant of the social home.

Where a landlord becomes aware of a potential emergency hazard, they must investigate it within 24 hours and, if confirmed, they must:

• carry out all relevant safety works and make the property safe within 24 hours;
• if the property cannot be made safe within 24 hours, the landlord must offer suitable alternative accommodation until the required safety works are completed; and
• the landlord must provide a written summary of the investigation and its findings within three working days of the conclusion.

If a potential significant hazard is identified, the landlord must investigate within 10 days and, if confirmed, they must:

• provide a written summary of the investigation and its findings to the resident within three working days of the conclusion;
• complete relevant safety works and begin, or take steps to begin, any further supplementary works to prevent the hazard from reoccurring within five working days of concluding the investigation;
• where further supplementary works are required, and it is not possible to begin them within five working days, the landlord must start these as soon as reasonably practicable and within 12 weeks of the investigation concluding.

If the property cannot be made safe, the landlord must offer suitable alternative accommodation until the significant hazard is fully resolved.

Throughout the process, tenants must be kept informed and provided with guidance on how to remain safe.

Importantly, landlords must use all available information to assess the severity of a hazard at the earliest opportunity and act within the stated timeframes to protect tenant health and safety.

Enforcement of Awaab’s Law

Tenants are encouraged to resolve concerns through the social landlord’s complaints procedure in the first instance, with a view to saving time and costs for both parties.

The Housing Ombudsman will also be able to investigate complaints relating to Awaab’s Law, using its standard powers and procedures to determine whether maladministration has occurred. They will consider whether a social landlord has complied with or given due regard to all relevant legislation, including Awaab’s Law.

Awaab’s Law implies terms into all social tenancy agreements, whether existing or new, requiring social landlords to comply with all requirements set out in Awaab’s Law. This allows residents to pursue a direct claim against the landlord for breach of tenancy.

If a tenant brings a case that reaches the court, and the social landlord is found to be in breach, the court can order the landlord to:

• carry out the repairs;
• pay compensation to the tenant; and/or
• pay some or all of the tenant’s legal costs.

Whilst the Regulator of Social Housing does not have a role in resolving individual issues, a breach of Awaab’s Law may constitute a material failure to deliver the outcomes required by the Regulatory Standards, which could lead to regulatory intervention.

Conclusion

Awaab’s Law has been introduced to ensure that the tragic death of Awaab Ishak is not repeated. By imposing more stringent regulations on social landlords, it hopes to deliver safer homes for tenants, with faster response times and greater accountability.

To meet the demands of the new regulations, registered providers will need to take proactive steps. This includes reviewing and updating internal policies, prioritising tenant engagement, and implementing effective systems for performance reporting.

How Capsticks can help

Capsticks welcomes the regulatory change that brings with it significant potential benefits. The delivery of safer homes for tenants will improve the standard of living for residents and ensure a culture of transparency and responsibility in the social housing sector.

We will be watching closely for published guidance from MHCLG  ahead of Awaab’s Law coming into force, to provide a further indication of the application of the regulations.

Capsticks can support you with drafting and reviewing internal policies through our Governance Support Service, dealing with issues of non-compliance and regulatory intervention, as well as providing broader support across the social housing sector.

If you have any queries around what's discussed in this insight, and the impact on your organisation, please speak to Darren Hooker or Georgia Moon to find out more about how Capsticks can help.